2.2.2.a Issues Discussion

Balance of Land Uses

The land use element identifies a preferred balance of land uses to ensure that infrastructure is maximized and adequate distribution of services, employment, and recreation are provided in proximity to where people live.

Land Use and Fiscal Sustainability

The city’s economy is driven to a large extent by new growth and construction. Land use and economic planning must strive for diversity in the city’s economic base and identify adequate land to attract income-generating uses, such as employment, office, and commercial development. To ensure community sustainability, the city of Surprise must balance current market trends in development with the need to provide the full range of land uses within the planning area.

Arizona State Land Ownership

Within the 309 square mile planning area, there is a mix of land ownership. The Arizona State Land Department (ASLD) administers substantial holdings throughout the planning area as shown in Map 2.2B.  The city of Surprise has taken an active role in the planning of State Trust Lands located within the planning area and will continue to work closely with the ASLD. All of the State Trust Land in the planning area is subject to the 1998 Arizona Preserve Initiative (API) that is designed to encourage preservation of selected parcels of State Trust Land for open space in and around urban areas. State law details a process by which State Trust Land can be leased for up to 50 years or sold for conservation purposes. Leases and sales must occur at public auction. 

Village Planning

The city of Surprise encourages development diversity and innovation through the village concept. Projects utilizing this process have the potential for mixed land use opportunities, a range of housing choices, from rural to high density residential development, open space and recreational opportunities, and an appropriate multi-modal transportation system connected to schools, libraries, parks, retail, and employment centers. Development agreements will be used to define appropriate development standards to ensure implementation of the goals, objectives, and policies of the Surprise General Plan 2030 and the Surprise Design and Development Standards. The Surprise General Plan 2030 designation of “Village” embodies the principles of the integrated community development process.

Proposed development projects will be evaluated on how well they connect to adjacent uses–existing and planned–and how they contribute to an overall character of the neighborhood and community through village plans. In locations where no village or corridor plan exists, the developer will work with the city to begin the process. It is the goal of the Surprise General Plan 2030 to create and maintain a unique “sense of place” for both visitors and residents.

Community Design

It is the city’s goal to ensure that the planning area maintains an appropriate community form as Surprise’s urban area expands in both physical and social aspects. The Surprise General Plan 2030 outlines policies to encourage a compact urban form in appropriate areas that maximizes infrastructure and encourages multi-modal transportation. The urban form is also defined by a comprehensive network of open space and trails that connect activity centers within the planning area as well as connecting to other regional park systems.

Range of Density

The Surprise General Plan 2030 identifies a balance of densities throughout the planning area that reflect community quality-of-life values and recognize the carrying capacity of the land. Recognizing that Surprise’s future may carry a population close to one million people it is important not only to preserve rural and single-family housing choices but to secure higher density land uses. The higher density land uses not only serve as a way to provide more choices in housing, but are a necessity if Surprise is to care for a future population in a sustainable manner. Sustainable development can only occur when costs for services are targeted to a relatively smaller land area. Lower density developments will require greater expense toward infrastructure development and maintenance which must be recovered in higher density areas. Lower density areas may also face a lower total level of service (ex. fewer library or recreation resources) due to the cost required to cover a decentralized larger land mass.

Landform Diversity of Planning Area

The planning area varies in terms of terrain, vegetation, and landform. It is critical to be sensitive to this diversity and create a unique development pattern that is compatible with the natural environment. It is important to ensure that there are landmarks throughout the community that create a recognizable sense of place that is uniquely Surprise. The major components of this identity are described in the Community Design Element.

Luke Air Force Base

Luke Air Force Base (AFB) noise contours impact the southern portion of the planning area as well as around Luke AFB Auxiliary Field #1 located near the center of the planning area. The city of Surprise has and will continue to experience growth pressure in and around these facilities. The city is dedicated to  ensuring land use compatibility within the noise contours. In addition the city supports the graduated density concept put forth by Luke AFB to protect their mission, by requiring developer compliance